07/22/2025 The Cryers at Three Gables

Posted on July 22, 2025 by Dee & Tom Cryer

We don’t name our houses! A few palatial estates have names for, or have been named, but your typical suburban shelter does not garner a name. I am here today to start the naming in motion. The front of our 33 year old home has three gables. It has been our home since new. We raised our three children, and now we have regular next generation Cryers visiting. So, without further adieu, from this date forward, our home will be referred to as The Cryers at Three Gables. Ordering the sign soon!

Let’s jump right into this week’s single family residential activity around the 11 counties comprising the Denver Metropolitan Area.

Denver Market Watch
New Listing (1561) Once again the market has backed off from last week, and this is a good thing!
Coming Soon (173) This number is down also. Another good thing…
Back On Market (304)
Price Increase (147)
Price Decrease (2685) This number is hideous. As an industry, we should be doing a much better job of pricing.
Pending (1367) Not a bad week here, not bad at all.
Withdrawn (275)
Leased (0)
Closed (1126) Average, nothing spectacular, but still not keeping up with the rate of new listings coming to market.
Expired (480) This number is up too. Are sellers giving up?

So, our weekly numbers do not forecast catastrophic events, but these number are moving away from balance and deeper into our buyer’s market. Buyers are asking for more and more, inspection objections are alive and well in this market. Buy-downs are becoming commonplace. Buyers are visiting the property, 2, 3, & 4 times before writing or walking away. Pricing coming before exposing to the market is key in this market.

What’s happened over the last week to Total Active Listings? We jumped up another 150 New Listings for a Total Active Count of 11,706. We need this number to stop growing. As noted last week, This is nothing like 2009-2012 Financial Collapse Days, but it is still pushing the limits of this market.

All we can do at this point is keep a close eye on inventory, understand how neighborhoods and property types don’t always follow the market, and finally, we need to pay very close attention to our external factors like mortgage rates, the economy, and where the money on Wall St. is going.

As always, we are here for you to lean in on and glean from our experiences. You can always reach us at TheCryerTeam@Kentwood.com

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07/15/2025 Tour de Maison!

Posted on July 15, 2025 by Dee & Tom Cryer

We are not talking about the Tour de France, however, if you are keeping up with the “Tour” it is something continually tried in the US without economic success. We’ve even had the “Red Zinger” here in Colorado. We are talking about Real Estate and home tours. Last weekend, we showed out of town, relocation buyers 17 homes in 2 days. They learned volumes, and we learned a full text book about what they are looking for in their home.

A question I always like to ask is, “Do you envision yourself living in this home?” It is clear, concise, and cogent to the process at hand. If the answer is yes, the follow up is, “Why?” If the answer is no, the follow up is, “Why?” Either way, it is a gentle process of elimination. If it is the neighborhood, we don’t need to come back. If it is the house without a main-level primary bedroom, we don’t need to look at another 2-story home without a main level primary bedroom. On and on, and on we go. When we had completed those 17 showings, we had 2 keepers and a possible third. We had a half a dozen communities we didn’t need to spend anymore time in. And so it goes.

As the Tour de France goes on and on for a month, sometimes a home search can reach 82 properties and several months. The Tour de Maison is serious business. I could argue THE most serious business. That next home predicts who you will meet down the block, who your children will meet at school and what external factors drive values long term in the neighborhood. It’s very important! You should have the best advice available for guidance.

So, let’s take a quick look at this week’s MLS Activity.


Denver Market Watch
New Listing (1805) Right back up there! After last week’s dip, this is relatively high.
Coming Soon (192)
Back On Market (328)
Price Increase (111)
Price Decrease (2924) Price reductions have become the rigor of this marketplace!
Pending (1354) This is not a bad week, but not keeping up with new offerings.
Withdrawn (292)
Leased (0)
Closed (1091) Only average and when compared with new listings, little or no help.
Expired (443)

As you can observe above, we are clearly in summer malaise right now. One week we move towards balance, and the next we move toward over supply. In the long run, if this continues, we will see significant price adjustments toward the negative side.

Now, what is new on the supply side. This week’s Total Active Listings has spiked to 11,565, up almost 200 additional listings active over last week.

Here’s a more distant comparison to take us into the last real estate recession of 2008. This chart includes all residential types not just Single Family as I normally report.

This indicates the drama of 2008 into 10, 11, and 12 as compared to today. Also, today we are a much larger Metro Area by about 1 Million, and the state now approached 6 Million residents. Anyway, since this movement is of much softer curves than 2008-2009, maybe we’ve been the frog in the pot fable. We have to admit it is upon us. We have to prepare our sellers to price new listings below the market, we have to prepare our buyers for being a buyer in a buyer’s market, and managing that risk.

With 2,900 price reductions in the last week, we are clearly having a seismic shift in the Denver Marketplace.

Stick with us through this cycle, you’ll have the ability to lean in on our experience. You can always reach us at TheCryerTeam@Kentwood.com …tc

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07/08/2025 Memes vs. The Funny Pages

Posted on July 8, 2025 by Dee & Tom Cryer

If you are a victim of Social Media, one is constantly being asked questions like; What was your favorite song of 1972?, or Who was the most influential person in your life?, or Where have you been that you would never return? Today we have Memes. Political Memes, Travel Memes, Sports Memes, and so many more.

When I was 14, I delivered the newspaper. I had 100-110 papers on my route. No-pays ran between 2 and 4 homes. Imagine, fighting the cold, the wet, and the early morning alarm clock and not getting paid! Some people?

At the end of my route, I was about three, maybe 4 blocks from a donut shop. I’d meet some of my buddys there when finished, and I’d always open a left over paper to read the funny pages. This is where I learned about Doonesbury. Back in the day, it delighted, offended, and educated a young lad.

Today, however, a Meme for every person on earth is produced. There are so many, it is difficult to even declare which one is the most popular. I’ve never heard of the Top 10. And, it is typical to not even know the source of a Meme. They get clipped and reposted a thousand times in the first minute it’s up.

Anyway, the same thing is so true of Real Estate advertising. Everyone seems to be in battle mode for differentiation and superiority. Page Views and SEO are the rigor of the day. And me, I play along. When I do try to sell something on Facebook Marketplace, I do provide a video.

Anyway, the world is in constant flux, Future Shock by Alvin Toffler predicted all this in a book from 1970. Informational Overload was a phrase Alvin and his wife Heidi coined 55 years ago. Still applicable today and segways back to Doonesbury carrying the torch. Doonesbury started in 1970 also. Garry Trudeau but now only runs originals on Sundays. That’s the issue that weighs an enormous amount, breaks bicycle baskets, and makes walking bags sag. (Most people don’t know this, but Garry is married to main Jane Pauley with three kids, but one is named Thomas. Full circle.

This week in Denver’s Single Family Residential Market looks like this.

Denver’s SFR Market Watch
New Listing (1038) Wowser! This is the lowest number of new listings since January!
Coming Soon (265) Typical
Back On Market (291)
Price Increase (169)
Price Decrease (2064) Still running high, but not nearly as high as week’s past.
Pending (1079) Nothing to see here. Over 1,000 is only average here.
Withdrawn (236)
Leased (0)
Closed (1083) Over 1,000 it good, but not great!
Expired (719)

So, a dramatic drop in the number of New Listings with both Pending and Closing covering, let’s see how this has affected the Total Number of Active Listings!

Looks like the tide has turned as they say. The growth in Active Listings was de minimis this week. If this happens again next week, the summer surge of new inventory may be finished. Time will tell, won’t it.

As we keep this going almost every week-in-and-week-out, follow along, ask questions, and keep us on our toes. I had my first cup of Ryse Mushroom Coffee this morning. More to come on that too!

You may always reach us at TheCryerTeam@Kentwood.com

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07/01/2025 Uncorked Kitchen & Wine Bar

Posted on July 1, 2025 by Dee & Tom Cryer

The Uncorked Kitchen & Wine Bar is not just for adults. We had the good fortune to chauffeur our two granddaughters to and from their cooking class last week. This was 7 – 12 year olds. Italian Food was on the menu. The exciting part is, they came home every day after class with food for the whole family. Since our granddaughters are still 6, it was a bit of scramble toward the end of the week, but they did it, and we had Mushroom Linguine, Calzones, a gazpacho, and more. we had been there before for an adult class/birthday party, and they do offer a friday afternoon FAC too! Enjoy…

Denver Market Watch
New Listing (1570) This is way down from two weeks ago.
Coming Soon (108) Similarly, way down from 2 weeks ago.
Back On Market (294)
Price Increase (92)
Price Decrease (2748) Pretty much unchanged. The sellers and listing brokers are pricing off sold properties from better markets with better interest rates. It’s not working.
Pending (1337) Not fantastic, but not a bad week considering we are going into a holiday.
Withdrawn (279)
Leased (0)
Closed (1409) This included the last week of the month which always has the most closings, but nonetheless, a very good week.
Expired (751)

This week took on a dramatic change from two weeks ago. Take a look at the number of new listings down almost 900 from two weeks ago.

Let’s see how this translates into Total Active Supply.

We are seeing the end of June close out with 11,143 Active Single Family Residential Listings. Although the growth of this pool of listings has tapered, and may even have peaked, but this is the highest we’ve been in the last 10 years. Buyers have choices and the new 7 and 10 year ARMs are finally looking atrractive for borrowing buyer right now.

If you have questions about the Denver Residential Market, or for that matter, any market, we can put you in contact with experts around the US and around the world. Where is your next stop?

TheCryerTeam@Kentwood.com

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06/17/2024 “War, What is it good for?”

Posted on June 17, 2025 by Dee & Tom Cryer

“Absolutely Nothing!! I’ve been preparing this blog for so long, I’ve used this title more than once. From slings and arrows to unmanned drones. War is still with us.

On the flipside of this is “Life goes on…” People by bonds, stocks, gold, bitcoin, and houses! Believe it or not, people still buy houses. We are seeing buyers respond in this marketplace to value, not price. Meaning, if a buyer or multiple buyers can identify value at a given price, it is a race to the finish line. Priced too high, however, buyers are passing your listing right on by.

Let’s see what happened in the Denver market over the last 7 days.

Denver Market Watch
New Listing (1854) This is a pretty big bundle of new competition here.
Coming Soon (223)
Back On Market (321) One of these was ours. We are finding a lot of nefarious contracts being written. Buyers with cold feet in the summertime?
Price Increase (112)
Price Decrease (2555) Sellers are still not intune with Price vs. Value.
Pending (1311) Not a bad week, but not good enough
Withdrawn (229)
Leased (0)
Closed (1120) An average week, and not enough to keep pace with new inventory coming on the market. Total Active Listings has increased again!
Expired (375)

Overall, not a bad week, but it is a week that will add to our total inventory, because it was not good enough. Take a look below.

With a Total Active Listing Count of 10,825 Single Family Residences, this market has hit its inflection point. At 9.6 weeks of inventory, we are clearly into a Buyer’s Market. Buyers have started dictating to Sellers which inspection items will be corrected or credited. Buyers are getting paid for Post Closing Occupancy. Buyers are getting the Home Warranty. Sellers are bowing down to Buyers’ requests.

I have to put this into perspective. If we average 1,120 Closings like this week for 52 weeks, that is 58,240 Single Family Homes closing on an annual basis, and this does not include many builder transactions, so let’s say over 60,000 transactions. This is a big thriving market, but prices are no longer appreciating. If you read that Average Prices went up 4%, remember with less inventory in the low end of the market one multimillion dollar home skews that average. So, let’s keep our heads about ourselves and remember, the Denver Metropolitan Statistical Area is still a thriving market. We have one of the most important international airports in the world, not just the USA. Denver is the gateway to the Rocky Mountains and 4 National Parks. The metro area has somewhere north of 3.25M residents that support 4 Major League Teams all year long, even in spite of the Rockies record breaking losing record. Denver is the magnet for Montana, Wyoming, Utah, New Mexico, Arizona, Kansas and Texas. Just walk through the parking lot at Red Rocks on your way to be seated, you’ll see license plates from all of these states. So, the point is, be smart with your buy, prepare for your sell, and always call us!

TheCryerTeam@Kentwood.com

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06/10/2025 Red Rocks Amphitheater!

Posted on June 10, 2025 by Dee & Tom Cryer

We try to go to a concert of some kind at Red Rocks every year. Last week it was Brit Floyd. I’ll leave you to do the research on this one, but if you know Pink Floyd, think of them as better than a tribute band. Let me tell you, it was spectacular!!! It rained, it chilled off a good bit, and everyone stayed for more. With a full concert season ahead of us, who knows, we may even take in a second show this year!

What happened with Denver Single Family Home Sales this week.

Denver Market Watch
New Listing (1857) Growing from last week. Closings are not keeping up with new inventory!
Coming Soon (195) A little lower than last week here.
Back On Market (293)
Price Increase (191)
Price Decrease (2682) This continues to be a result of pricing on historical data.
Pending (1433) This is a nice solid weekly number, but it is not keeping up!
Withdrawn (220)
Leased (0)
Closed (1181) Better than I expected, but still not even close to keeping up with new inventory!
Expired (382) 382 Sellers just gave up last week.

Certainly not an indication of a dramatic market crash, but also, it is not healthy with Pending and Closed Listings don’t keep up with New Listings!

Here’s snapshot of May’s Activity;

Let’s look at total inventory now.

We reached our highest level of inventory in more than 10 years. But 13 years ago Denver’s market had double this number. Either way, 10,698 is a lot of active Single Family Listings. This is a little more than 9 weeks worth of inventory. We have to pay close attention whenever we coast past 2 months supply. I’m afraid, this market will drift into summer malaise sooner this year without some serious help from 30 year fixed rates!

As always, do not hesitate to lean in on our experiences and our experience. You can always reach both of us at TheCryerTeam@Kentwood.com. Let’s make a plan for your next move!

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06/03/2025 It’s Raining?

Posted on June 3, 2025 by Dee & Tom Cryer

That’s right, it’s raining. It’s 50*, and it’s raining. Rain is predicted for the rest of the week. Dee and I back up to 120 acres of Open Space. It is green, very green. We’re living the dream!

Even our residential market is showing some signs of renewed interest. Let’s be brief and be seated as my father would say.

Denver Market Watch
New Listing (1742) Fewer than last week. This will help quell the surge we’ve been experiencing.
Coming Soon (258) A little high, but lower than some of our past spring weeks.
Back On Market (335)
Price Increase (100)
Price Decrease (2750) This number is HUGE with a capital ‘H’.
Pending (1401) A strong week. This is good!
Withdrawn (239) Seller’s giving up is lower.
Leased (0)
Closed (1462) Let’s look at this. 1,462 closings in the last week. Times 52, and we would have an alltime record year, and monthly, that’s almost 6,000 Listings Closed. Is this a signal?
Expired (624)

There is always a BUT, right? We broke through 10,000 Active Single Family Listings in the 11 county Metropolitan Denver Statistical Area. But, with the 1,462 closings this week, that 10,410 Active Listings number is really just over 7 weeks supply at those closing levels. It’s alarming to break over 10,000 active listings, but this statistical area has about 3.25M people. Not many choices when observed from a more macro level.

The chart below confirms the market’s regularity of past years where we hit maximum competition in June, and the least competition in January. Something to ponder here, right?

Anyway, let’s team up. Together, Everyone, Achieves, More. We sat down with some past clients yesterday. They are making a move to be closer to family. The plan will be multifacitied, and we were able to offer some of our experience and share experiences to make the change smoother for them. WE can do the same for you. Let’s make a plan for you…

TheCryerTeam@Kentwood.com

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05/28/2025 Locational Obsolescence?

Posted on May 28, 2025 by Dee & Tom Cryer

Locational Obsolescence: This occurs when external factors reduce a property’s desirability due to its location. In this example, the house is on a busy street, which may deter buyers due to noise, safety concerns, or lack of appeal compared to quieter areas. This type of obsolescence is external (beyond the property owner’s control) and can significantly lower market value.

Market Shift: The buyer purchased during a low-inventory market (a seller’s market), where demand outstripped supply, likely forcing them to compromise on location (e.g., the busy street). Now, as a seller in a high-inventory market (a buyer’s market), there’s more competition, and buyers can be pickier, avoiding properties with locational drawbacks.

Let’s see what happened in the last week in Denver’s Single Family Residential Market.

Denver Market Watch
New Listing (1501) This eased up from last week’s HUGE number of New Listings.
Coming Soon (299) This is up a good bit.
Back On Market (272)
Price Increase (103)
Price Decrease (2086) This is way down from last week too!
Pending (1233) This is down enough to cause me to worry.
Withdrawn (199)
Leased (0)
Closed (1001) Once again, this it down enough to make me worry. It indicates 9.41 weeks supply of SFRs active.
Expired (286)

We are just not closing listings like last year and the year before. This market is entrenched with resistance to current interest rates being too high. If a Seller has a low, low rate, they don’t want to move. If a Buyer can’t pay cash, and has to buy with a new mortgage, “rates are too high”. So, this is where we are, but wait, there’s more.

This is just one of the reasons inventory is increasing. As you will see below.

We currently have 9,424 Active Listings and we closed 1,001 listings last week. This gives us a 9.4 weeks supply. We clearly have moved into a buyers’ market.

If you have thoughts of buying or selling, let’s start early. Let’s discuss your goals. Let’s discuss your fears. Lean in on our experiences and years of experience. Let’s make it happen…

TheCryerTeam@Kentwood.com

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05/20/2025 Buyers have taken the lead in this market!

Posted on May 20, 2025 by Dee & Tom Cryer

Good Morning Everyone,

This morning, I will show you how The Buyer in this market has taken the lead position. Additionally, I will show you how a seller can keep their equity in tact. The Denver Market has flipped from Seller to Buyer.

This week’s report of Denver’s Market over the last 7 days looks good to buyers, but it causes some fear in the hearts of sellers. The seller finally gets their house on the market, and then over the weekend, 1, 2, or 3 new listings come on the market down the street and around the corner. Buyers now have sellers competing for their attention, and that has become the Price Improvement Strategy. PIS Makes sellers angry. “I gave up everything to buy this house 5 years ago, but now, buyers are doing all kinds of inspections, examining everything”. Asking for Credits, Price Reductions and Repairs, the buyer is now in the catbird seat.

Let’s take a look:

Denver Market Watch
New Listing (2041) If you are a buyer, you are happy to see this continual growth of new inventory each week.
Coming Soon (178) This number is actually less than previous weeks.
Back On Market (311)
Price Increase (145)
Price Decrease (2744) Holy Moly! WE just can’t get our list price right!
Pending (1483) Not a bad week. This shows us buyers are out there, and ready.
Withdrawn (231)
Leased (0)
Closed (1171) This is not a bad week, but it is not enough to maintain a Sellers’ Market.
Expired (326)

We hit 9,320 Active Listings this week. In the last 10 years, we have not seen a number this high. Last year at this time, we were at just under 6,600 Active Listings. As you observed above, as long as we have more New Listings, and fewer Closings, Inventory will continue to rise. More inventory only serves the buyer at this point! Keep in mind, based on weekly closings this is just shy of 8 weeks of inventory. 2 Months supply has never killed a market. We are still healthy, but we do have the flu.

The long trend of HIGH RATES is clearly taking its toll on this market. When someone at the lowest price range can’t get into the market, those subsequent transactions can’t take place. Long story short, until we see a break in interest rates (Affordability) we will continue to see inventory build. Remember, I am only showing you Single Family Residences. Attached and Condos are not in these numbers.

Summary of 30-Year Fixed Mortgage Rates (2015–2025)
Based on data from Freddie Mac, Mortgage News Daily, and other sources, here are the average annual 30-year fixed mortgage rates in the United States for each year from 2015 to 2025 (with 2025 data up to May):
2015: 4.09%

2016: 4.21%

2017: 4.04%

2018: 4.61%

2019: 3.76%

2020: 2.77%

2021: 3.27%

2022: 6.54%

2023: 6.67%

2024: 7.07%

2025: 6.88% (average through April 16, 2025)

In the spring and summer of 2022, when rates bounced off the lows of the year before, it has created chaos for the first time buyer. We went from a Seller telling us, “Why do I want to sell and appreciating asset, to a buyer telling us rates are too high” almost overnight, but it has taken 2 and half years to get here.

As we make our way toward the light at the end of tunnel please remember, we are out here everyday working for our clients. Please don’t hesitate to learn from our experiences and our experience. Every buyers’, and every sellers’ situation if different. Let’s make a plan together.

TheCryerTeam@Kentwood.com

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05/13/2025 “Did you ever wonder why?”

Posted on May 13, 2025 by Dee & Tom Cryer

Andy Rooney coined this phrase on “60 Minutes”. From 1978 to 2011, Andy would come on and say, “Did you ever wonder why?” The hook was set, and we would anxiously wait for Andy’s story. His ability to blend humor with social commentary was extraordinary! He was most typically on the side of humor, but he would always try to be positive while sharing a solution. Andy is long gone now, but he has been replaced by X.

On the X platform, I am able to pursue humor, social commentary, the stock market, political policy, the crazy stuff Chuck Schumer espouses, or just be entertained. There is nothing closer to the news than when a governor Tweets something, and then I can follow thousands of responses over time. There are some very unpopular governors on X. If you are an X follower, you can find us at @MyTownCryer.

This week our MLS report for Denver Single Family Residences looks like this…

Denver Market Watch
New Listing (1716) A very strong number of New Listings. Supply will jump up! Buyers should be happy!
Coming Soon (325) This number is up too!
Back On Market (285)
Price Increase (149)
Price Decrease (2305) This is our Achilles Heel!
Pending (1453) Not a bad week. This number continues to prove we are into the spring selling and buying season, but sellers have arrived in full force!
Withdrawn (193) Gave up this week.
Leased (0)
Closed (1025) Whenever we are over a 1,000 it’s a good week, but this is not enough to kwell inventory growth. This is worrisome.
Expired (313)

Now, let’s talk about Total Active Inventory! Boy did It did jump!!!

Let me sort the numbers for you:

Today 9,158 Active Listings; May of 2024 we had 6,590; 2023 we had 5,209; in 2022 we had only 3,888; and in 2021 when buyers were waiting in line to get into an Active Listing, there were only 2,273. So, we’ve dissolved from a market appreciating at a double digit rate to a market where Zillow is predicting in excess of a 3% decline. This is still only 8+ weeks of supply. We’re not giving up! Title Companies, Lenders, RE Brokers, Inspectors and more are out here for you trying our very best to make your transaction a positive experience. As you will see, our market will Eb and Flow, but over time, it is a positive experience.

Let’s talk about this from a more broad point of view. Here is an image of price trends in Denver All Types over the years.

If you purchased in 2015 you’ve had a great run. What I really want you to observe thuogh is over time, everyone does OK. Timing is very important, make no mistake residences in Denver appreciate over time and are a sound investment.

As you can see, this market gets more complicated everyday. We are out there in the market everyday with buyers and sellers. Lean in on our experience and experiences. We most likely have a plan for you. As we go through this market adjustment, we can report to you every week on what’s happening, and you can follow along right here!

TheCryerTeam@Kentwood.com

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